1406 N Vista St N · Los Angeles, CA 90046

$1,899,000

49 bd · 56.0 ba · 6,345 sqft · MultiFamily · 134 Days on market

Built 1956 Fair condition 6,723 sqft lot $299/sqft · 29% below area Est $2693k · 29% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Exceptional West Hollywood–adjacent income property with a rare, oversized owner’s unit and flexible upside. This 7-unit building features a huge two-story 3BD/2BA owner’s residence with direct access to a massive backyard, ideal as a private retreat or shared tenant amenity. Up to three units delivered vacant at close of escrow, creating immediate value-add or owner-occupant opportunity. Highlights include: completed seismic soft-story retrofit, full copper repipe, new water heater, new HVAC, remodeled primary bathroom, and hardwood floors in all units. On-site tandem parking for most units. All inspection reports in hand. Straight sale with a motivated single seller who is open to short or long escrow and contingent offers, making this a perfect 1031 upleg. Unbeatable location ½ block to West Hollywood, moments to the Sunset Strip, Runyon Canyon, Laurel Canyon access, and minutes to Beverly Hills and the 101. Strong tenant demand, lifestyle location, and built-in flexibility make this a standout acquisition in one of L. A. ’s most durable rental markets.

Key facts

• Full copper repipe
• New hvac
• Massive backyard

Tags

• OVERSIZED OWNERS UNIT
• MASSIVE BACKYARD
• FULL COPPER REPIPE
• NEW WATER HEATER
• NEW HVAC
• REMODELED PRIMARY BATHROOM

🏷️ Possibly a rental listed for sale. The $1,899,000 price doesn't fit this home's estimated sale value (~$2,693,179) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 6×1bd/1ba units multifamily listed at $1.90M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $150/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.79M (5.5% below list).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% in Los Angeles — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#273 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime F.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.5%/yr); 334 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $17,941/mo this rent would consume 224% of the median local household income ($96k/yr) (locally 5563% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,671,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $2,693,179
• List price: $1,899,000
• Delta: -29.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.45×
• Total profit: $-293,163
• Equity at exit: $283,147

10-year hold

• IRR: -14.0%
• Equity multiple: 0.30×
• Total profit: $-371,276
• Equity at exit: $164,191

Cash invested: $531,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Los Angeles: 0 Strongly Tenant-Friendly · D+22

LARSO + JCEO 2023; relocation for substantial remodel evictions.

Methodology + full state rankings →

ZIP-level market 90046

• Rents YoY: -1.5%
• Active inventory: 334
• Price-to-rent: 49.9×

Monthly cashflow live

• Estimated rent: $17,941 high
• Mortgage (P&I): −$9,959
• Tax est. 1.5%: −$2,374 /mo · $28,485/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,768
• Net cashflow: $1,050

Break-even live

Break-even rent $16,612

Max offer price $1,899,000

Occupancy floor 89%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,172
▸ 6× units	1	1	$14,766
Total (7 units)			$17,941

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,899,000 Active 134 DOM
2. 2026-06-17
   statusdays on market $1,899,000 Active 133 DOM
3. 2026-06-16
   days on market $1,899,000 Active Under Contract 132 DOM
4. 2026-06-15
   days on market $1,899,000 Active Under Contract 131 DOM
5. 2026-06-13
   statusdays on market $1,899,000 Active Under Contract 129 DOM
6. 2026-06-09
   days on market $1,899,000 Active 125 DOM
7. 2026-06-08
   days on market $1,899,000 Active 124 DOM
8. 2026-06-07
   days on market $1,899,000 Active 123 DOM
9. 2026-06-04
   days on market $1,899,000 Active 120 DOM
10. 2026-06-03
    days on market $1,899,000 Active 119 DOM
11. 2026-06-02
    days on market $1,899,000 Active 118 DOM
12. 2026-06-01
    days on market $1,899,000 Active 117 DOM
13. 2026-05-31
    days on market $1,899,000 Active 116 DOM
14. 2026-03-20
    status Active 1138-char remark

    Show marketing remark (1138 chars)

    Exceptional West Hollywood–adjacent income property with a rare, oversized owner’s unit and flexible upside. This 7-unit building features a huge two-story 3BD/2BA owner’s residence with direct access to a massive backyard, ideal as a private retreat or shared tenant amenity. Up to three units delivered vacant at close of escrow, creating immediate value-add or owner-occupant opportunity. Highlights include: completed seismic soft-story retrofit, full copper repipe, new water heater, new HVAC, remodeled primary bathroom, and hardwood floors in all units. On-site tandem parking for most units. All inspection reports in hand. Straight sale with a motivated single seller who is open to short or long escrow and contingent offers, making this a perfect 1031 upleg. Unbeatable location ½ block to West Hollywood, moments to the Sunset Strip, Runyon Canyon, Laurel Canyon access, and minutes to Beverly Hills and the 101. Strong tenant demand, lifestyle location, and built-in flexibility make this a standout acquisition in one of L. A. ’s most durable rental markets.

15. 2026-03-20
    status Pending Sale 1138-char remark

    Show marketing remark (1138 chars)

    Exceptional West Hollywood–adjacent income property with a rare, oversized owner’s unit and flexible upside. This 7-unit building features a huge two-story 3BD/2BA owner’s residence with direct access to a massive backyard, ideal as a private retreat or shared tenant amenity. Up to three units delivered vacant at close of escrow, creating immediate value-add or owner-occupant opportunity. Highlights include: completed seismic soft-story retrofit, full copper repipe, new water heater, new HVAC, remodeled primary bathroom, and hardwood floors in all units. On-site tandem parking for most units. All inspection reports in hand. Straight sale with a motivated single seller who is open to short or long escrow and contingent offers, making this a perfect 1031 upleg. Unbeatable location ½ block to West Hollywood, moments to the Sunset Strip, Runyon Canyon, Laurel Canyon access, and minutes to Beverly Hills and the 101. Strong tenant demand, lifestyle location, and built-in flexibility make this a standout acquisition in one of L. A. ’s most durable rental markets.

16. 2026-02-03
    listed $1,999,000 Active 1138-char remark

    Show marketing remark (1138 chars)

    Exceptional West Hollywood–adjacent income property with a rare, oversized owner’s unit and flexible upside. This 7-unit building features a huge two-story 3BD/2BA owner’s residence with direct access to a massive backyard, ideal as a private retreat or shared tenant amenity. Up to three units delivered vacant at close of escrow, creating immediate value-add or owner-occupant opportunity. Highlights include: completed seismic soft-story retrofit, full copper repipe, new water heater, new HVAC, remodeled primary bathroom, and hardwood floors in all units. On-site tandem parking for most units. All inspection reports in hand. Straight sale with a motivated single seller who is open to short or long escrow and contingent offers, making this a perfect 1031 upleg. Unbeatable location ½ block to West Hollywood, moments to the Sunset Strip, Runyon Canyon, Laurel Canyon access, and minutes to Beverly Hills and the 101. Strong tenant demand, lifestyle location, and built-in flexibility make this a standout acquisition in one of L. A. ’s most durable rental markets.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥88°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $215,292
• − Mortgage interest: −$106,374
• − Property taxes: −$28,485
• − Insurance: −$9,495
• − Repairs & maintenance: −$17,223
• − Management: −$17,223
• − Depreciation: −$55,244
• Taxable loss: −$18,752
• Est. tax savings @ 24.0%: +$4,500
• After-tax cash flow: $17,098/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed, particularly in the kitchen and bathroom. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen backsplash — dated and in poor condition
• Minor bathroom fixtures — basic and dated design

Value-add opportunities

• Resale update kitchen cabinets and backsplash — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — improves the overall appearance and can be done inexpensively
• Rental landscaping and pool maintenance — improves curb appeal and can attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen backsplash · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · basic and dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale update kitchen cabinets and backsplash — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — improves the overall appearance and can be done inexpensively ↑
• Rental landscaping and pool maintenance — improves curb appeal and can attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Los Angeles

• Score: 68/100
• State rank: #273
• US rank: #9237

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B Housing B- Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Angeles, CA
• County: Los Angeles County · 9,444,647 people
• City population: 3,838,149
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 48,296
• Household income: $96,250
• Rent vs Own: 77.8% rent · 22.2% own
• Severe rent burden: 5563.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 13% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Scotch-Irish 6% Lithuanian 4% Romanian 4%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Russian/Polish/Slavic 8% Other Indo-European 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -571.28%
• Current HPI: 365.8036
• Rent YoY: ▼ -1.48%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

3 events — show timeline

• 2026-03-20 Relisted — CRMLS
• 2026-03-20 Pending — CRMLS
• 2026-02-03 Listed $1,999,000 CRMLS